And we write up a contract and get it notarized.

I suspect plenty of title issues....that's why they're not selling with a realtor...either known or unknown....affidavits of heirship, or non-notarized deeds filed, or quit claim deeds, or bought on contract for deed with no lien releases, brother trying to sell house for someone in jail, ex wife trying to sell ex husbands home he "gave" to her, only her name not on title...and on and on and on. 

Then you get to have 50 pages notarized while signing your name over and over again.

If you explain the issue, they may be able to close without notarization (for example, just a signature and witness).

APPARENTLY ENGLISH IS NOT YOUR FIRST LANGUAGE.Buyers (Agents or not) are NOT responsible for the Seller's Bottom Line.  

We have encountered this situation multiple times , here is what i would do sign a "Early termination/release of Lease Agreement" with security deposit forfeited and 2 months of rent with a payment plan , i would even get it notarized in a local bank or credit union for free.PS : Always check local state/county laws

If not, are you bringing someone with a track record of past success? 

And your doesn’t have to be present to close, documents mailed away, signed and notarized elsewhere are done every day.

Typically documents will have to be notarized, and you can't notarize an LLC, you can only notarize a person.

The lender cannot find out if it is not recorded and if you ever get sued you can show the dated and notarized deed.That is what I did under the direction of my lawyer.